You do not need a different house. You need this one to work.
Most people in Abuja move because the kitchen is wrong, the plumbing is tired and there is nowhere to put anybody. Moving costs more than fixing, and you lose the address you chose.
Same room. Eleven weeks apart.
Drag the handle. The bones did not change — the walls, the openings and the roof are exactly where we found them. Everything that made the room unusable was surface, service or storage.
Before
After
Work out the number before you ring anybody.
Renovation quotes in this city arrive as one figure with no working. Here is ours, in the open: tick the rooms, choose how far you want to take them, and the price, the programme and the payment stages all move together.
Which rooms?
Areas are typical for an Abuja duplex. We measure properly at survey.
How far do you want to take it?
The difference is what goes on and in the walls, not how hard anybody works.
Anything behind the walls?
The unglamorous half. Most houses over fifteen years old need at least one of these.
Prices cover labour, materials and site management. They exclude furniture, appliances and anything structural we find once the ceilings are open — and we tell you about those before we touch them.
Three specifications, written out.
Nobody in Abuja tells you what "premium finish" means. This is what each one is, item by item, so you can compare our number against anyone else's.
| Item | Standard · ₦95,000/m² | Premium · ₦165,000/m² | Signature · ₦280,000/m² |
|---|---|---|---|
| Walls | Skim and emulsion over existing screeding | Re-screed, emulsion, one feature wall | Re-screed, textured or panelled feature walls |
| Ceilings | Repair and repaint existing POP | New POP with recessed lighting | Stepped POP, cove lighting, timber detail |
| Floors | 60×60 porcelain, local | 80×80 porcelain or engineered timber | Large-format porcelain or solid timber |
| Doors | Repaint and re-hang existing | New flush doors, aluminium externals | Solid core, ironmongery specified per room |
| Kitchen | Refit existing carcasses, new fronts and worktop | New units, granite worktop, extractor | Bespoke joinery, quartz, integrated appliances |
| Bathrooms | Re-tile, replace fittings, keep the layout | New layout, new sanitaryware, pressure pump | Full re-service, walk-in shower, stone |
| Electrics | Replace fittings on existing circuits | New circuits to the rooms in scope | Full rewire of the floor, lighting design |
| Site | Daily clean, weekly photos | Daily clean, weekly photos, site manager | As Premium, plus a dedicated foreman on site |
The half of the job nobody photographs.
Fifteen-year-old copper that weeps behind the screeding. A distribution board with no earth. A borehole pump wired straight to the mains so it dies with every surge. We open the ceilings on day two and tell you what we found, in writing, before anything gets covered up again.
Water pressure is a design decision.
A rain shower on a gravity tank is a disappointment you pay for twice. We size the pump and the tank against the number of outlets before anyone chooses a tap, which is why our bathrooms cost more on paper and less in the end.
We also run every bathroom off its own isolator, so the next repair does not mean the whole floor goes dry.
Four stages, and you are only needed for two of them.
The programme in your budget above is calculated from the rooms you picked. This is what happens inside it.
Measured survey
Two hours at your house with a laser and a camera. We measure every room, open one ceiling void, test the pressure at the furthest tap, and photograph the distribution board. You get the drawing and the fixed price within five working days.
Strip out and services
The loud, dusty half. Old finishes come off, plumbing and electrics go in, and everything that will be buried gets photographed and logged before it disappears. You do not need to be here.
Finishes
Screeding, POP, tiling, joinery, doors and paint. This is where a week of your decisions were already made at survey, so nothing waits on a phone call while eleven people stand around.
Snag and hand over
You walk the whole floor with the foreman and a pen. Everything on your list is fixed before the final payment, not after it. You get the drawings, the warranties and photographs of every service run we buried.
Four things we say early, so nobody is surprised later.
The rain decides the outside
External rendering, roofing and compound work between May and October will be slower and occasionally wetter than the programme says. We schedule exterior work for the dry months where we can, and we will tell you at survey if your dates fight the weather.
Living in it costs about three weeks
We can work around you, and about a third of our clients stay put. It adds roughly 20% to the programme because of the sheeting, the dust screens and the hours we cannot make noise. Empty houses finish faster and cheaper.
Variations are written down before they happen
If we open a ceiling and find something, the work stops, you get a photograph and a price, and nothing continues until you say so. No verbal agreement on a Saturday becomes a line on the final invoice.
We will talk you out of things
A ₦4m kitchen in a house you plan to leave in two years is a bad trade, and we will say so. Some of our best jobs have been half of what the client first asked for, spent on the parts they actually touch every day.
Book a measured survey.
Free within the FCT, and there is no obligation after it. Four questions — the middle two change depending on what you are doing.